8 South Edgar St · Kane, PA 16735

$42,500

4 bd · 2.0 ba · 1,606 sqft · Other public records · 238 Days on market

Built 1900 3,920 sqft lot $26/sqft · 65% below area ↓ 14% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Appreciation +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a rewarding project? This 4-bedroom, 2-bath home gives you the chance to customize it your way. The kitchen features plenty of cupboard space and a breakfast bar, with a refrigerator, gas range/oven, and microwave included with the sale. With 1,600 sq. ft. , the home offers spacious rooms and a convenient pantry off the kitchen for extra storage. Both floors have full baths—one with a tub and shower, the other with a stand-up shower with built-in seat. Some woodwork has already been stripped, ready for the stain of your choice. All four bedrooms are on the second floor and have closets. In addition to the new roof in 2022, the exterior boasts vinyl siding, replacement windows, and a covered side porch leading into the kitchen. The backyard is perfectly sized for adding a deck and fencing it in for privacy.

Key facts

• Convenient pantry
• Vinyl siding
• Breakfast bar

Tags

• BREAKFAST BAR
• CONVENIENT PANTRY
• NEW ROOF
• VINYL SIDING
• REPLACEMENT WINDOWS
• COVERED SIDE PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $42k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 5.6% in Kane — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#901 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Kane Area SD (rural): math 35% / reading 54% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $294 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.7% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.45% ✓
• Cap rate: 18.46%
• Cash-on-cash: 43.46%
• DSCR: 2.93
• GRM: 3.4

CMA / ARV

• ARV (median comp): $120,322
• List price: $42,500
• Delta: -64.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.8%
• Equity multiple: 2.77×
• Total profit: $21,104
• Equity at exit: $6,834

10-year hold

• IRR: 46.8%
• Equity multiple: 5.57×
• Total profit: $54,428
• Equity at exit: $4,533

Cash invested: $11,900 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 16735

• Home prices YoY: -1.8%
• Active inventory: 44
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $431

Break-even live

Break-even rent $495

Max offer price $42,500

Occupancy floor 54%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-31
   statusdays on market $42,500 Pending 238 DOM
2. 2026-02-28
   price $42,500 835-char remark

   Show marketing remark (835 chars)

   Looking for a rewarding project? This 4-bedroom, 2-bath home gives you the chance to customize it your way. The kitchen features plenty of cupboard space and a breakfast bar, with a refrigerator, gas range/oven, and microwave included with the sale. With 1,600 sq. ft. , the home offers spacious rooms and a convenient pantry off the kitchen for extra storage. Both floors have full baths—one with a tub and shower, the other with a stand-up shower with built-in seat. Some woodwork has already been stripped, ready for the stain of your choice. All four bedrooms are on the second floor and have closets. In addition to the new roof in 2022, the exterior boasts vinyl siding, replacement windows, and a covered side porch leading into the kitchen. The backyard is perfectly sized for adding a deck and fencing it in for privacy.

3. 2025-10-04
   listed $49,500 Active 835-char remark

   Show marketing remark (835 chars)

   Looking for a rewarding project? This 4-bedroom, 2-bath home gives you the chance to customize it your way. The kitchen features plenty of cupboard space and a breakfast bar, with a refrigerator, gas range/oven, and microwave included with the sale. With 1,600 sq. ft. , the home offers spacious rooms and a convenient pantry off the kitchen for extra storage. Both floors have full baths—one with a tub and shower, the other with a stand-up shower with built-in seat. Some woodwork has already been stripped, ready for the stain of your choice. All four bedrooms are on the second floor and have closets. In addition to the new roof in 2022, the exterior boasts vinyl siding, replacement windows, and a covered side porch leading into the kitchen. The backyard is perfectly sized for adding a deck and fencing it in for privacy.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,805 · $150/mo
• Projected year-2 tax: $1,805 · $150/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,486
• − Mortgage interest: −$2,381
• − Property taxes: −$1,805
• − Insurance: −$212
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$1,236
• Taxable income: $4,853
• Est. tax owed @ 24.0%: −$1,165
• After-tax cash flow: $4,007/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kane Area SD
• NCES district ID: 4212660
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 54% ▼ -11.00%
• Median HH income: $41,784
• Composite: 37.36/100
• National rank: #4434
• State rank: #291 of 539 in PA

Livability — Kane

• Score: 68/100
• State rank: #901
• US rank: #9593

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety D User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kane, PA
• Population (ZIP): 6,465

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 3% Polish 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.74%
• Current HPI: 152.8176
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

-14.1% since first listed

2 events — show timeline

• 2026-02-28 Price Changed $42,500 UNYREIS
• 2025-10-04 Listed $49,500 UNYREIS

Property tax history

+1.9%/yr

Latest (2025): $1,805 · +4.3% YoY. Source: county tax records.